General  Plan  of  a  Park 
Playground  System 

FOR 

NEW  LONDON,  CONN, 

REPORT  TO  THE   MUNICIPAL  ART 
SOCIETY  OF  NEW  LONDON 


By 

JOHN  NOLEN 

LANDSCAPE  ARCHITECT 

CAMBRIDGE,  MASS, 

1913 


GENERAL  PLAN 

OF    A 

PARK  AND  PLAYGROUND  SYSTEM 

FOR 

NEW   LONDON,  CONN. 


BY 

JOHN  NOLEN 

^ 

LANDSCAPE    ARCHITECT 
CAMBRIDGE,  MASS. 


Many  things  must  be  carefully  prepared,  as  carefully  watched,  and  persistently 
pushed,  by  the  man  who  will  get  any  city  public  into  and  through  a  great  public 
improvement.  Wearied,  and  worried,  and  hindered,  he  must  never  sleep,  never 
be  beaten,  never  desist,  and  if,  by  a  whole  five  years  of  toil,  he  gets  his  work  on 
far  enough  to  become  an  interest  in  itself,  and  take  care  of  itself,  he  does  well,  and 
there  may  rest. —  HORACE  BUSHNELL,  Hartford,  1869. 


BbS'TON 

PPESS  OF,  GEO.  H) 

1913 


THIS  REPORT  HAS  BEEN  PREPARED  FOR  THE  MUNI- 
CIPAL ART  SOCIETY  of  New  London,  by  a  City  Planning 
Architect  of  distinction,  and  embodies  the  general  con- 
clusions derived  from  a  wide  experience  and  from  a  two 
years'  serious  study  of  the  possible  and  proper  develop- 
ment of  a  park  and  playground  system  for  New  London. 

It  is  not  expected  that  the  comprehensive  plan  herein 
delineated  can  be  completed  in  the  near  future.  It  is 
realized,  moreover,  that  riper  experience  may  call  for 
modifications  of  these  plans  and  the  inclusion  of  other 
features  not  mentioned.  Our  immediate  purpose  has 
been  to  inform  ourselves  and  the  community  as  to  park 
and  playground  systems,  to  get  something  concrete  to 
work  to  and  for,  and  especially  to  furnish  a  guide  to  our 
Park  Commissioners  and  city  government  in  future 
acquisition  of  lands  for  the  development  of  new  streets, 
squares,  playgrounds,  and  parks.  If  the  system  out- 
lined in  this  Report  should  seem  too  ambitious  for  New 
London  to  attempt,  a  careful  perusal  of  the  facts  stated 
in  the  Appendix  as  to  the  outcome  of  similar  undertak- 
ings in  many  other  cities  of  the  same  class  will  clearly 

[  iii  1 


285723 


FOREWORD 

indicate  that,  if  managed  with  skill  and  foresight,  an 
adequate  system  of  parks  and  playgrounds  may  be  se- 
cured for  our  city  without  burdensome  investment  and 
at  little  or  no  ultimate  net  cost. 

THE   MUNICIPAL  ART   SOCIETY. 


[iv] 


0f  Parka 

It  is  very  poor  economy  of  human  life,  it  is  very  poor  econ- 
omy of  money,  to  postpone  their  [parks']  purchase  any  further. 
"Nothing  is  so  costly,"  it  has  been  well  said,  "as  sickness,  disease, 
and  vice;  nothing  so  cheap  as  health  and  virtue.  Whatever 
promotes  the  former  is  the  worst  sort  of  extravagance;  whatever 
fosters  the  latter  is  the  truest  economy." 

And  now  every  argument  that  has  been  thus  far  adduced  bears 
with  at  least  equal  force  upon  the  question  of  the  country  park 
— or  the  public  park  proper.  In  the  town  squares  and  boulevards, 
men  and  women  will  find  fresh  air  and  shade  and  decent  surround- 
ings for  their  hours  of  sociability,  and  safe  playgrounds  for  the 
children,  and  fresh  nurseries  for  the  babies.  But  there  is  an  im- 
portant element  in  human  nature  which  the  town  square  cannot 
satisfy.  This  is  that  conscious  or  unconscious  sensibility  to 
the  beauty  of  the  natural  world  which  in  many  men  becomes  a 
passion,  and  in  almost  all  men  plays  a  part. 

The  providing  of  what  I  call  country  parks  to  distinguish 
them  from  squares  and  the  like  is  as  necessary  for  the  preserva- 
tion of  the  civilization  of  cities  as  are  sewers  or  street  lights.  As 
our  towns  grow,  the  spots  of  remarkable  natural  beauty,  which 
were  once  as  the  gems  embroidered  upon  the  fair  robe  of  Nature, 
are  one  by  one  destroyed  to  make  room  for  railroads,  streets,  fac- 
tories, and  the  rest.  The  time  is  coming  when  it  will  be  hard  to 
find  within  a  day's  journey  of  our  large  cities  a  single  spot  capa- 
ble of  stirring  the  soul  of  man  to  speak  in  poetry.  Think  of  what 
this  will  mean  for  the  race,  and  start  to-morrow  to  secure  for  your 
children  and  your  children's  children  some  of  those  scenes  of 
special  natural  beauty  which  I  trust  are  still  to  be  found  within 
a  reasonable  distance  of  this  hall. — CHARLES  ELIOT. 

[v] 


Page 

FOREWORD.     Municipal  Art  Society iii 

I.     THE  NEED  OF  PARKS  FOR  NEW  LONDON 1 

II.     PARK  AND  PLAYGROUND  PROPERTIES 6 

A.  CITY  SQUARES  AND  SMALL  OPEN  SPACES    ...  6 

B.  SCHOOL  GROUNDS 9 

C.  PLAYGROUNDS  AND  ATHLETIC  FIELDS 12 

D.  NEIGHBORHOOD  PARKS 15 

E.  LARGE  OUTLYING  RESERVATIONS 22 

F.  INNER  AND  OUTER  PARKWAY  SYSTEM 23 

SOME  EXAMPLES  OF  THE  INFLUENCE  OF  PUBLIC  PARKS  IN 

INCREASING  CITY  LAND  VALUES 28 

INFLUENCE  OF  PARKS  AND  PLAYGROUNDS  ON  SUBURBAN 
DEVELOPMENT  AND  LAND  VALUES  FROM  THE  POINT 

OF  VIEW  OF  A  REAL  ESTATE  OPERATOR  39 


[vi] 


iCt0t  0f  plans  an&  ^krtrfjes  g>uhmtttrin 

Scale  Page 

General  Plan  for  a  Park  and  Play- 
ground System  .......  9 J^  in.  to  mile  Frontispiece 

Sketch  showing  Treatment  of 

Street  Intersections 40  ft.  "  inch  7 

Playground  for  Nathan  Hale  Gram- 
mar School 40  ft.  "  "  10 

Proposed  Athletic  Field 40  ft.    "     "  13 

Sketch  Plan  for  Vicinity  of  Shaw 

Cove 100  ft.  "  "  16 

Shaw  Cove,  Existing  Conditions    .  17 

Shaw  Cove,  Proposed  Treatment  .  17 

Sketch  Plan  for  Vicinity  of  Win- 

throp  Cove 100  ft.  "  "  20 

Winthrop  Cove,  Existing  Condi- 
tions    21 

Winthrop  Cove,  Proposed  Treat- 
ment    21 

Proposed  Parkway  Sections     ...       20  in.  "  foot  24 


vn 


I.    ®{?  N^h  0f    arka  far  £fow  £0ttfcm 


New  London  is  an  old  city,  having  been  founded  in 
1646.  Its  age,  its  picturesque  situation  between  Long 
Island  Sound  and  the  Thames  River,  and  its  irregular 
topography  have  combined  to  make  it  one  of  the  most 
interesting  cities  on  the  Atlantic  coast.  It  has  a  dis- 
tinctive appearance  and  charm.  The  site  of  the  city 
rises  gradually  from  the  Sound  and  the  River  to  a  series 
of  hills.  From  these  hilltops  one  gets  commanding  views 
of  coast  and  inland  scenery  which  for  variety  and  beauty 
few  cities  can  equal.  The  harbor  of  New  London  is 
the  best  on  Long  Island  Sound,  being  three  miles  wide, 
thirty  feet  deep,  and  thoroughly  protected  against  storm 
and  ice.  The  Thames  River  is  famous  as  the  scene  of 
the  annual  boat-race  between  the  crews  representing 
Harvard  and  Yale  Universities. 

The  great  natural  beauty  of  New  London,  its  remark- 
able commercial  harbor,  and  its  strategic  situation  mid- 
way between  New  York  and  Boston  justify  it  in  plan- 
ning and  building  confidently  for  the  future.  The  existing 
plan  of  the  city  is  very  irregular,  and  the  street  system 
in  the  older  parts  not  altogether  convenient.  Many  of 
the  main  thoroughfares,  however,  are  wide  and  well 
located. 

Like  other  small  American  cities,  New  London  has 
given  little  attention  to  the  systematic  acquisition  and 
development  of  open  spaces,  parks,  and  playgrounds. 
Such  public  grounds  as  it  now  owns  have  come  into  its 
possession  through  occasional  gifts  from  its  citizens  and 

in 


NEED  OF  PARKS  FOR  NEW  LONDON 

somewhat  spasmodic,  haphazard  public  action.  Never- 
theless, it  has  a  nucleus  for  a  first-class  park  system. 
The  city  holds  title  to  a  number  of  good-sized  school 
grounds,  several  very  valuable,  because  centrally  situated, 
city  squares  or  open  spaces,  a  beautiful  little  park  of 
forty  acres  or  more  on  the  Thames  River,  and  a  half-mile 
strip  of  ocean  beach  which,  for  location,  beauty,  and  use- 
fulness, is  not  surpassed  by  any  other  small  American 
city. 

It  is  quite  natural  that  the  people  of  New  London 
should  turn  their  attention  at  this  time  to  the  planning 
of  a  more  adequate  and  comprehensive  park  system. 
The  city  is  growing  in  population,  its  standards  of  public 
improvements  are  steadily  rising,  it  is  getting  a  fresh 
hold  on  business  and  commerce,  it  is  becoming  a  more 
important  educational  centre  through  the  establishment 
there  of  the  Connecticut  College  for  Women,  and  it  is 
attracting  each  year  a  larger  and  larger  stream  of  desir- 
able tourists.  Every  one  of  these  forms  of  growth  and 
development  calls  for  a  more  complete  system  of  open 
spaces,  and  every  one  is  favorably  affected  by  the  timely 
selection  and  development  of  the  parks  and  playgrounds 
now  under  consideration. 

Parks  are  no  longer  considered  a  luxury  by  growing 
American  cities.  They  are  classed  with  streets  and 
sewers  and  schools  as  a  necessity.  They  contribute  di- 
rectly to  health  and  efficiency,  to  pleasure  and  economic 
wealth.  Moreover,  they  stir  and  nourish  civic  pride. 

There  are  at  least  four  reasons  why  New  London  should 
now  act  in  a  large  way  in  acquiring  and  improving  land 
for  use  as  parks  and  playgrounds.  (1)  Property  is 
steadily  increasing  in  value.  It  is  not  likely  to  be  cheaper 
than  it  is  now.  (2)  Once  bought,  park  lands  increase 
in  value.  All  other  public  works  depreciate.  Parks 


PARK  AND  PLAYGROUND  SYSTEM 

appreciate.  (3)  Parks  pay  for  themselves,  or  more  than 
pay  for  themselves,  by  making  new  real  estate  values. 
Some  examples  in  support  of  this  statement  are  given  in 
the  Appendix.  (4)  A  sound  park  policy  vigorously  pushed 
by  public  authority,  soon  brings  rich  gifts  from  private 
individuals.  The  history  of  American  city  parks  fur- 
nishes much  evidence  in  support  of  this  tendency.  Cities 
that  own  few  parks  seldom  receive  gifts  of  parks.  On 
the  other  hand,  cities  like  Hartford,  Conn.,  that  have  a 
long  and  honorable  record  in  public  park-making,  have  an 
equally  long  and  honorable  record  of  private  gifts  for 
parks. 

In  considering  the  justification  of  important  additions 
to  its  holdings  for  parks  and  playgrounds,  New  London 
would  find  profit  in  reviewing  the  experience  of  other 
cities.  No  better  example  could  be  given  than  that  of 
Hartford.  It  now  has  more  than  twelve  hundred  acres 
of  carefully  developed  public  play  and  pleasure  grounds, 
at  least  one  acre  to  every  seventy- three  of  its  population. 
The  Hartford  Park  Department  has  been  persistently  and 
systematically  at  work  for  over  fifty  years,  planning, 
acquiring,  constructing,  planting,  and  maintaining  parks, 
and  the  steady  growth  and  high  reputation  of  the  city 
have  been  due  in  no  small  part  to  the  work  of  this  vigor- 
ous city  department.  Hartford  does  not  stand  alone  as 
an  example.  Limiting  the  selections  to  cities  the  size 
of  New  London,  one  may  with  pride  direct  attention  to 
Colorado  Springs,  San  Diego,  La  Crosse,  Elgin,  Salem, 
Mass.,  Nashua,  Cedar  Rapids,  la.,  Quincy,  111.,  Waltham, 
and  Madison.  In  all  of  these  cities,  there  has  been  not- 
able park-making,  for  in  all  of  them  there  is  an  average 
of  one  acre  or  more  of  parks  to  every  two  hundred  of  the 
population. 

The  extension  of  the  park  and  playground  system  of  a 


NEED  OF  PARKS  FOR  NEW  LONDON 

city  does  not  ordinarily  proceed  regularly  year  by  year, 
as  the  extension  of  the  street  system  or  sewer  system 
or  school  system  does.  So  far  as  land  takings  go,  it  is 
much  more  apt  to  move  periodically.  There  are  years 
in  which  the  park  area  of  a  city  may  be  multiplied  many 
times.  Such  years  may  be  followed  by  long  periods  in 
which  the  park  department  is  occupied  mainly  with  the 
development  of  the  newly  acquired  property.  This 
method  has  proved  sound  in  practice.  In  the  first  place, 
it  is  more  economical,  as  a  rule,  to  acquire  at  one  time  all 
the  property  that  is  needed  in  any  particular  neighbor- 
hood. Secondly,  the  people  of  a  city  are  more  likely  to 
approve  of  important  park  additions  if  the  different 
neighborhoods  are  fairly  represented  in  the  proposed 
takings.  And,  finally,  as  park  lands  and  permanent 
construction  are  an  investment  of  city  funds  which  give 
increasing  returns  to  future  generations,  they  are  usually 
provided  for  by  bond  issues,  and  the  question  of  bond 
issues,  especially  if  it  requires  a  popular  vote,  cannot 
readily  be  taken  up  every  year.  Therefore,  it  is  con- 
sidered good  policy  and,  in  the  long  run,  economical  to 
map  out  periodically,  say  every  ten  or  twenty  years,  ac- 
cording to  growth,  somewhat  large  general  additions  to 
the  existing  parks,  endeavoring  always  to  convert  de- 
tached properties  into  organic  parts  of  a  unified  system. 

There  are  a  few  principles  in  the  selection  of  lands  for 
parks,  parkways,  and  playgrounds  which  are  finding 
increasing  acceptance  by  city  authorities.  Briefly  stated, 
they  are  as  follows:  (1)  to  acquire  those  easily  accessible 
small  tracts  in  different  parts  of  a  city  which  may  most 
cheaply  be  adapted  to  serve  as  local  playgrounds  or  rec- 
reation centres;  (2)  to  seek  also  some  moderately  large 
tracts,  even  though  less  accessible  for  the  present  genera- 
tion, provided  they  are  capable  of  conversion  at  rela- 

[4] 


PARK  AND  PLAYGROUND  SYSTEM 

lively  small  cost  into  parks  which  will  have  the  beauty 
of  natural  scenery;  (3)  to  acquire  property  for  large 
parks  in  advance  of  a  general  settlement  of  the  neighbor- 
hood; (4)  to  select  generally,  though  not  always,  lands 
which  are  not  well  adapted  for  streets  and  buildings; 
(5)  to  distribute  the  lands  over  the  city  in  such  a  way  as 
to  give  the  maximum  of  use  to  the  people  who  will  be 
called  upon  to  pay  for  their  acquisition,  development, 
and  maintenance. 

These  five  common -sense  principles  have  been  ap- 
proved and  followed  by  the  leading  landscape  architects. 
They  have  been  kept  constantly  in  mind  in  making  up 
the  list  of  park  properties  for  New  London,  in  fixing 
their  approximate  boundaries,  and  in  drawing  up  the 
recommendations  which  are  embodied  in  the  Report  and 
Plans  herewith  submitted  for  consideration. 


II.    Park  anb  JUaggrnwtb 

The  following  is  a  list  of  the  existing  and  proposed 
park  or  playground  properties,  all  of  which  are  shown  on 
the  accompanying  map.  The  names,  of  course,  are 
subject  to  change.  For  the  sake  of  convenience  the 
following  classification  has  been  adopted,  although  these 
divisions  are  not  in  all  cases  mutually  exclusive.  There 
is  inevitably  some  overlapping. 

A.  City  Squares  and  Small  Open  Spaces. 

B.  School  Grounds. 

C.  Playgrounds  and  Athletic  Fields. 

D.  Neighborhood  Parks. 

E.  Large  Outlying  Reservations. 

F.  The  Inner  and  Outer  Parkway  System. 

A.     CITY    SQUARES   AND    SMALL    OPEN    SPACES 

1.     Railroad  Station  Plaza 

The  small  Plaza  in  front  of  the  Railroad  Station  is  at 
present  inconvenient  in  arrangement  and  unsatisfac- 
tory in  appearance.  The  need,  it  seems  to  me,  is  not 
to  add  anything  to  the  Plaza  merely  for  the  sake  of 
adorning  it,  but  to  rearrange  the  space  for  use,  so  as 
to  make  it  more  serviceable,  more  orderly,  and  more 
comfortable.  Incidentally,  its  appearance  would  be 
improved.  Following  this  point  of  view,  I  recommend 
(a)  the  removal  of  the  parking,  fencing,  etc.,  in  the 
middle  of  the  Plaza  and  the  substitution  of  a  lamp 
with  a  small  isle  of  safety  around  which  traffic  would 


LIST  OF  PROPERTIES 

naturally  turn;    (6)  the  removal  of  all  poles  and  wires; 

(c)  the  rounding  by  easier  curves  of  the  street  corners; 

(d)  the  slight  widening  of  the  sidewalks  and  the  plant- 
ing of  a  few  trees. 

2.  Williams  Park 

An  attractive  and  useful  existing  city  "square"  with 
walks,  grass,  and  trees,  comprising  about  2J^  acres. 
No  change  is  recommended. 

3.  Williams  Memorial  Park 

An  existing  square  of  about  4  acres,  located  at  Broad 
and  Hempstead  Streets.  It  is  much  used  by  the  people 
of  the  neighborhood.  It  might  be  well  to  consider  its 
improvement. 

4.  Bank  Street  Triangles 

One  of  these  triangles  (corner  Shaw  and  Bank  Streets) 
has  been  acquired  recently  by  the  Park  Board.  The 
others  are  small  pieces  of  land  which  have  been  left 
between  street  intersections  as  a  result  of  cutting 
through  Elm  Street  as  a  part  of  the  Inner  Park  Drive. 
A  plan  showing  the  approximate  location  of  these 
streets  and  triangles  is  submitted.  It  is  important 
that  they  be  secured  for  public  use. 

5.  The  Old  Mill 

The  Old  Mill  building  and  the  ground  around  it  form 
a  very  picturesque  and  historic  open  place.  The 
building  dates  back  to  1650,  and  is  now  owned,  I  under- 
stand, by  the  city.  The  Mill  and  its  environment  are 
worthy  of  careful  preservation.  The  improvement  of 
Winthrop  Cove,  which  adjoins  the  Mill,  will  be  of  great 
advantage. 

[8] 


PARK  AND   PLAYGROUND   SYSTEM 

6.  The  First  Burial-ground 

A  tract  of  about  an  acre  and  a  half  constitutes  a  dis- 
used burial-ground  opposite  the  Bulkeley  School. 
For  the  present  nothing  needs  to  be  done  with  it 
except  the  planting  of  some  good  shade-trees  at  suit- 
able places.  In  the  years  to  come  it  might  be  brought 
into  use  as  a  small  open  place  in  much  the  same  way 
that  old  burial-grounds  in  London,  England,  are  now 
used. 

7.  Historical  Museum  Triangle 

The  Triangle  on  Bank  Street  between  Tilley  and 
Brewer  Streets,  though  small,  is  a  very  valuable  public 
space.  It  affords  an  open  foreground  to  the  fine  old 
Colonial  building  now  used  as  an  Historical  Museum. 


B.     SCHOOL   GROUNDS 

8.  The  Harbor  School 

No  large  use  can  be  made  of  the  grounds  for  play  un- 
less they  are  developed  and  equipped  with  apparatus. 
Some  planting  could  be  done  with  advantage.  A  valu- 
able addition  has  recently  been  made  to  the  north  along 
Montauk  Avenue.  The  grounds  should  be  still  further 
extended,  so  as  to  connect  with  the  proposed  Harbor 
School  Park. 

9.  Nameaug  School 

The  grounds  here  are  too  small  for  any  extensive  use. 
They  would  be  improved  by  planting  and  made  some- 
what more  useful  by  installing  simple  apparatus.  The 
building  seems  to  be  unfavorably  situated  for  making 
the  best  use  of  the  ground.  It  might  be  worth  while 

[9] 


PLAYGROUND 
NATHAN    HALE     GRAMMAR    SCHOOL 

LONDON    CONN. 

JOfIX     NOUN     LAVDSCAfE  ARCHITECT 
CAM  MUD  CC      MASS 


J 

PARK  AND   PLAYGROUND  SYSTEM 

for  the  committee  to  consider  the  advantage  of  sell- 
ing the  lot  on  the  north  side  of  the  school  property  and 
using  the  money  to  purchase  additional  ground  to  the 
south.  A  lot  in  the  rear  should  also  be  considered.  It 
would  probably  be  inexpensive. 

10.  Salton stall  School 

The  grounds  are  too  limited  for  any  playground  use 
other  than  recess.  To  serve  better  this  purpose,  they 
might  be  developed  and  equipped  with  apparatus. 
Planting  would  improve  their  appearance.  Perhaps 
a  third  of  an  acre  on  the  west  side  along  Truman 
Street  could  be  added  with  advantage  and  at  little 
cost. 

11.  Bulkeley  School 

This  is  the  boys'  high  school.  It  offers  no  opportunity 
for  play  purposes.  Planting  is  recommended.  Plans 
would  have  to  be  prepared. 

12.  "Williams  Memorial  Institute 

This  is  the  girls'  high  school.  The  grounds  are  of 
considerable  extent,  but  unsuitable  for  use  for  recrea- 
tion on  account  of  topography  and  steep  grades.  Part 
of  the  land  might  make  a  desirable  site  for  another 
school  building  in  the  future.  Planting  is  recom- 
mended. 

13.  Nathan  Hale  Grammar  School 

The  size  of  the  lot  here  is  sufficient  for  use  as  a  local 
playground.  I  recommend  that  it  be  graded  and  de- 
veloped, providing  a  baseball  diamond,  tennis  courts, 
etc.  A  tentative  plan  to  illustrate  my  recommenda- 

[11] 


LIST  OF  PROPERTIES 

tions  is  submitted.  The  plan  is  only  tentative,  and  is 
not  submitted  as  a  working  or  construction  plan. 

14.  Manual  Training  School 

The  grounds  of  this  school  are  too  limited  for  utiliza- 
tion as  a  playground.  There  appears  to  be  no  con- 
venient or  inexpensive  method  of  extending  them. 

15.  Robert  Bartlett  School 

The  land  in  connection  with  this  school  is  sufficient  for 
the  needs  of  small  children.  It  requires  grading,  de- 
velopment, and  some  simple  apparatus.  The  base- 
ball diamond  for  the  use  of  small  boys  could  be  re- 
located with  advantage. 

16.  Winthrop  School 

The  grounds  of  this  school,  as  with  most  of  the  others, 
are  too  small  except  for  recess  use.  They  could  be 
made  more  serviceable  by  slight  equipment  and  more 
attractive  by  some  hardy  planting. 

C.     PLAYGROUNDS    AND   ATHLETIC    FIELDS 

17.  Williams  Street  Playground 

Six  acres  of  low  level  land  between  Bayonet  and  Will- 
iams Street,  adjoining  the  proposed  Inner  Park  Boule- 
vard and  the  College  for  Women.  This  tract  can  prob- 
ably be  acquired  at  small  cost. 

18.  Bank  Street  Playground 

This  area  comprises  10  acres  of  low  land  at  the  south- 
east corner  of  the  proposed  Large  Natural  Park  Reser- 
vation, not  far  from  Bank  Street.  It  would  be  a 


PROPOSED    ATHLETIC      FIELD 
NEW   LONDON   CONN 


LIST  OF  PROPERTIES 

valuable  tract  to  reserve  for  future  playground  devel- 
opment. No  immediate  action  appears  necessary. 

19.  Willet's  Avenue  Playground 

About  10  acres  in  the  low  level  land  next  to  the  park- 
way in  Waterford,  between  the  New  York,  New  Haven, 
&  Hartford  Railroad  and  Willet's  Avenue, — a  valu- 
able reservation  for  a  general  playground  for  future 
development. 

20.  Elm  Street  Playground 

This  area  is  bounded  by  Jefferson  Avenue,  Garfield 
Avenue,  McDonald  Street,  and  Connecticut  Avenue. 
As  outlined  above,  it  would  include  approximately  6 
acres  suitable  for  general  playground  purposes.  The 
fact  that  the  Inner  Parkway  passes  through  this  tract 
would  not  necessarily  be  objectionable,  as  the  two 
parts  would  have  separate  use  and  development. 

21.  Thames  Street  Playground 

General  playground,  size  about  8  acres.  Located  at 
the  south-east  corner  of  Thames  Street  and  Ocean 
Avenue.  While  this  property  might  be  high  in  first 
cost,  it  should  be  kept  in  mind  that  it  is  admirably 
adapted  for  its  purpose  and  well  located. 

22.  Athletic  Field 

Area  bounded  by  Connecticut  and  Cedar  Grove  Ave- 
nues and  Ledyard  and  Broad  Streets,  with  the  ex- 
ception of  the  house  lots  fronting  on  Connecticut 
Avenue.  It  comprises  about  6  acres.  A  preliminary 
design  is  submitted  as  an  illustration  of  the  use  that 
could  be  made  of  this  property  for  games  and  other 

[141 


PARK  AND  PLAYGROUND  SYSTEM 

athletic  purposes.  This  plan  illustrates  also  the  kind  of 
use  that  could  be  made  of  other  properties  here  rec- 
ommended for  acquisition,  even  though  their  develop- 
ment might  not  be  undertaken  immediately.  I  rec- 
ommend that  this  property  be  acquired  early,  and  that 
full  working  plans  (grading,  construction,  and  planting) 
be  prepared  by  a  landscape  architect. 


D.     NEIGHBORHOOD   PARKS 

23.  Riverside  Park 

One  of  the  main  features  of  the  existing  park  system, 
with  35  or  40  acres  occupying  a  partially  wooded  slope 
down  to  the  Thames  River.  The  park  is  well  located. 
Its  size,  however,  could  be  considerably  increased  with 
advantage,  as  shown  on  the  plan.  At  present  it  is  cut 
up  by  too  many  roads  and  it  lacks  recreation  facilities. 
The  new  approach  provided  by  the  proposed  Inner 
Parkway  would  be  a  great  improvement.  I  recom- 
mend, as  one  of  the  first  actions  of  the  Park  Board,  the 
preparation  of  definite  plans  for  the  extension  and  devel- 
opment of  Riverside  Park.  It  is  already  too  good  not 
to  be  made  better.  Now  appears  to  be  the  time  for 
action,  as  this  neighborhood  will  build  up  rapidly  with 
the  opening  of  the  College  for  Women. 

24.  Ocean  Beach  Park 

An  existing  shore  reservation  of  inestimable  value  for 
wholesome  and  delightful  recreation.  The  city  already 
owns  about  2,000  feet  of  ocean  beach  at  this  point. 
It  is  recommended  that  it  be  extended  to  the  west,  as 
indicated  on  the  General  Plan,  so  as  to  include  a  beach 
with  a  total  length  of  at  least  3,600  feet,  a  wide  strip 

[151 


OHAW      COVE    •  ME.W-LOM.DOn    •   COMtt    -  CXIiTinQ  •  COMDITIOrD  •  JOhM  MOLCM  •  LAMDSC^PE  •  ARCHITECT  •  CAn&R.IDGt 


•5MAW-  COVE-  MtW-  LOMDOM   •  COhM   •    PROPOSED  •  TEEATTIEnT  JOMH   nOLCM  •   LAnDSCAPE.-  ARCHITECT-  CAM£>J2.)DGC  • 


LIST  OF  PROPERTIES 

inland,  and  the  little  islands  known  as  Shore  Rock  and 
Cormorant  Rock.  Here,  again,  there  is  opportunity 
and  need  for  early  action  on  the  part  of  the  city.  Ocean 
Beach  is  New  London's  most  distinctive  park  feature, 
and  it  should  be  enlarged  so  as  to  serve  the  steadily 
increasing  demands  made  upon  it.  There  is  no  doubt 
of  its  popularity  nor  of  its  appreciation  by  the  people. 
New  public  bath-houses,  more  like  those  at  Beverly 
Farms,  are  likewise  needed. 

25.     Shaw  Cove 

The  conditions  now  obtaining  in  the  vicinity  of  Shaw 
Cove  make  it  very  desirable  to  turn  its  low  shores 
and  mud  flats  into  a  neighborhood  park  and  recreation 
centre.  The  taking  should  include  the  entire  shore 
line  and  also  suitable  entrances  from  near-by  streets. 
As  a  suggestion  for  the  development  of  this  area,  it 
is  proposed  that  south  of  Hamilton  Street  shall  be 
the  Children's  Playground.  The  cove  should  be  filled 
in,  leaving  a  wading  pool  in  the  centre  only,  with  boys' 
and  girls'  apparatus,  enclosed  space  with  sand-courts, 
etc.,  for  small  children,  and  a  ball-field  for  boys.  In 
the  larger  section  north  of  Hamilton  Street  the  cove 
should  be  reduced  in  size  and  regraded,  so  that  no  flats 
will  be  exposed.  The  tidal  wash  and  water  from  the 
small  brook  should  then  keep  the  basin  clean.  Small 
boats  will  have  access  to  this  pool  from  the  outer  cove, 
and  may  be  given  anchorage,  as  at  present.  Ulti- 
mately, it  should  prove  desirable  to  establish  a  public 
landing  and  moorings  with  a  boat-house  on  the  bank. 
Shrubs  and  trees  should  be  used,  partly  hiding  the  sur- 
rounding dwellings  and  furnishing  shade  on  the  knoll 
on  the  west  side  with  its  pleasant  views  over  the  park. 
More  active  recreation  should  be  provided  for  by  a  ball- 

[181 


PARK  AND  PLAYGROUND  SYSTEM 

field,  playfield  for  girls,  and  tennis  courts.  It  may  be 
feasible  to  keep  out  the  tide  in  winter  for  skating.  No 
roads  are  proposed  for  the  park,  as  they  would  be  of  no 
great  service,  would  take  up  much  room,  be  expensive 
to  maintain,  and  provide  no  new  frontages  to  lots  of 
adequate  depth.  To  further  improve  conditions  in 
this  region,  it  would  be  well  to  widen  and  improve  the 
grade  of  Shaw  Street,  so  that  it  might  become  an  im- 
portant tributary  to  Pequot  Avenue.  Howard  Street 
should  be  changed,  so  as  to  make  a  safer  and  more  con- 
venient connection  with  Pequot  Avenue.  A  general 
plan  and  two  sketches  are  submitted  to  illustrate  the 
improvements  recommended  in  this  neighborhood. 
The  area  obtained  for  public  use  would  be  about  15 
acres.  Prompt  action  here  is  imperative  on  the  ground 
of  health  and  sanitation  as  well  as  public  recreation. 

26.  Winthrop  Cove 

The  improvements  recommended  for  Winthrop  Cove 
are  much  along  the  same  lines  as  those  for  Shaw 
Cove.  The  opportunity,  however,  is  not  so  great,  the 
amount  of  land  available,  about  5  acres,  being  more 
limited.  Nevertheless,  the  changes  would  bring  about 
a  veritable  transformation  in  one  of  the  most  unsightly 
and  conspicuous  sections  of  the  city,  and  provide  a 
recreation  centre  and  small  neighborhood  park  where 
one  is  much  needed.  A  general  plan  and  two  sketches 
are  submitted.  South  of  the  railroad  bridge  there  is 
an  opportunity  for  important  commercial  development. 

27.  Harbor  School  Park 

There  is  an  open  strip  of  land  about  300  feet  wide, 
just  north  of  the  Harbor  Public  School,  extending  from 
the  Lawrence  Hospital  to  the  shore.  In  my  opinion, 

[19] 


V/INTHROP'5    COVE 

LONDON   CONN 


W1NTHJ2.OP        COVE.      HEW       LONDON      COHN  •  tXIiTIMG     C.OHD1TIOM5  JOMM-nOLEM      LAHD3CAPE     AKHITtCT       CAMDJUDGC. 


~  >  ?T  4  "  "*«€K-*5  J-f »  •fWr^SfeJ&.i/'  «F~--^r 

^^^-^  ^*^^»J^'Ci 

ROP  •    CCVt  •  J1EW  -   UDn00N  *  COHM  •  PEOPO3ED  •  TRCATntMT     •     JOH M •  HOltH  .  LAMWCAPE     ARCHITECT  •   CAnDR-IDGE.    ' 


LIST  OF  PROPERTIES 

it  is  very  important  that  this  should  be  acquired  by 
the  city  and  kept  open  forever.  In  the  first  place, 
it  would  preserve  a  desirable  open  space  from  the 
Hospital  to  the  water  front;  secondly,  it  would  pro- 
vide a  small  park  in  this  neighborhood  as  an  adjunct 
of  the  public  school  and  for  general  local  use;  and, 
finally,  it  is  one  of  the  best  opportunities  to  obtain  a 
small  stretch  of  pleasant  beach  for  public  use.  I  be- 
lieve this  property  is  now  owned  by  the  Lawrence  Hos- 
pital Trustees.  If  so,  some  joint  action  ought  to  be 
taken  soon,  providing  for  the  future  development  of 
this  property  in  the  interests  of  the  Hospital  and  the 
city. 

E.     LARGE    OUTLYING    RESERVATIONS 

28.  Mamacoke  Hill 

This  hill,  100  feet  in  height,  has  a  fine  command- 
ing position  in  the  Thames  River  and  is  almost 
entirely  surrounded  by  water.  Virtually,  it  is  an 
island,  connected  with  the  mainland  only  by  a  neck 
of  salt  marsh.  It  is  an  ideal  spot  for  picnicing.  On 
the  General  Plan  I  have  indicated  a  taking  of  ap- 
proximately 80  acres.  This  could  be  increased  or 
diminished  according  to  cost  and  other  controlling 
conditions.  In  any  case  the  reservation  ought  to 
include  the  wooded  slope  across  the  railroad  and  a 
connection  with  the  interurban  car  line  and  the  Inner 
and  Outer  Parkway  Systems.  While  action  is  not 
urgent,  this  splendid  hill  should  ultimately  come  into 
the  possession  of  the  city  or  some  other  public  body. 

29.  Natural  Park  Reservation 

The  large  undeveloped  territory  to  the  west  of  the  city 
offers  a  most  remarkable  opportunity  for  a  large  out- 


PARK  AND   PLAYGROUND   SYSTEM 

lying  woodland  reservation.  This  property  is  exceed- 
ingly varied  in  character  and  topography,  and  is  now 
practically  unspoiled.  It  appears  now  not  to  have 
any  large  value  for  city  or  suburban  residential  devel- 
opment. Yet  it  is  admirably  located  for  convenient 
connection  with  the  Outer  Parkway  System.  The 
extent  of  territory  that  should  be  included  in  this  res- 
ervation will  depend  largely  upon  its  cost  and  the  ease 
with  which  it  could  be  obtained.  I  should  recommend 
that  an  effort  be  made  to  secure  a  tract  of  at  least  300 
acres.*  It  seems  to  me  beyond  question  the  best 
situation  for  a  really  large  park  for  New  London. 

F.     INNER  AND    OUTER   PARKWAY    SYSTEM 

30.     Inner  Parkway  System 

The  system  here  proposed  for  Inner  Parkways  would 
include  the  following,  as  shown  on  the  General  Plan: — 

Mamacoke  Hill 
Mohegan  Avenue 
Williams  Street 
Ledyard  Street 
Elm  Street 
Ocean  Avenue 

This  Inner  Parkway  System  would  have  a  length  of 
about  6  miles  and  an  average  width  of  at  least  80  feet. 
In  some  places  it  could  be  104  feet  wide.  In  both  cases 
building  restrictions  should  be  adopted  to  prevent  the 
erection  of  buildings  within  25  feet  (or  thereabouts) 
of  the  street  line.  The  proposed  treatment  is  shown 
in  Parkways  Sections  No.  I  and  No.  II  herewith  sub- 
mitted. 

*  Part  of  this  tract,  about  90  acres  of  Bates  Woods,  has  been  secured  since  this 
Report  was  prepared. 

[231 


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S<1_,SJ, 32. iL—  /*— 4-,z;-i-ii:-J.5A to' 1-16' J^-10-ls 


PROPOSED   PARKWAY   SECTIONS 


NEW  LONDON   CONN 


SCALE,  r  -ao" 

JOHN   NOLEN    LANDSCAPE  ARCHITECT 
CAMBRIDGE    MASS 


PARK  AND  PLAYGROUND   SYSTEM 

31.     Outer  Parkway  System 

The  system  here  proposed  for  Outer  Parkways  would 
include  the  following  as  shown  on  the  General  Plan:— 

Mamacoke  Hill 

Williams  Street 

Gallows  Lane 

Bayonet  Street 

Chapman  Street 

Lake  Brandegee 

Phillips  Street 

Jefferson  Avenue 

and  the  Parkway 

to  Ocean  Beach 

The  total  length  of  this  Outer  Parkway  System  would 
be  8  miles  or  more,  and  the  width  of  the  parkway  itself 
should  average  at  least  150  feet.  In  some  locations  it 
could  easily  exceed  that  width.  Restrictions  as  to 
building  should  be  passed  by  the  City  Council  as  rec- 
ommended for  the  Inner  Parkway  System.  A  single 
illustration  of  the  proposed  treatment  is  shown  in 
Parkway  Section  No.  Ill  herewith  submitted. 

Taken  together,  these  small  open  spaces,  playgrounds, 
parks,  and  parkway  systems  comprise  a  fairly  complete 
provision  of  public  grounds  for  the  needs  of  the  city  of 
New  London  to-day  and  a  reasonable  anticipation  of  the 
requirements  of  the  immediate  future,  so  far  as  they  can 
now  be  foreseen.  The  recommendations  of  various  park 
and  playground  properties  are  respectfully  submitted  for 
the  consideration  of  the  Municipal  Art  Society  and  the 
Board  of  Park  Commissioners.*  Further  mention  need 

*  Under  an  Act  of  the  Connecticut  Legislature,  approved  August  23,  1911, 
the  Board  of  Park  Commissioners  of  the  City  of  New  London  has  ample  power 
to  acquire,  develop,  and  maintain  parks,  parkways,  and  playgrounds.  The 
Board  also  has  authority,  under  the  same  Act,  to  issue  park  bonds  to  an  amount 
not  exceeding  the  sum  of  one  hundred  thousand  dollars. 

[25] 


LIST  OF  PROPERTIES 

be  made  only  of  two  points  more  or  less  directly  related 
to  park  development.  (1)  Fort  Trumbull,  now  owned  by 
the  Federal  Government,  may  some  time  become  inactive. 
If  it  does,  it  should  pass  into  the  hands  of  the  New  Lon- 
don Park  Department  and  be  used  as  Fort  Independence 
is  used  in  Boston.  (2)  The  strip  of  land  to  the  east  and 
south  of  Pequot  Avenue,  extending  to  the  water's  edge, 
should  become  public  property  or  in  some  way  come 
under  public  control.  At  present  there  is  no  building 
of  importance  between  Pequot  Avenue  and  the  Sound, 
and  the  view  from  the  road  is  one  of  surpassing  beauty, — 
beautiful  residences  on  one  side  and  an  unbroken  view 
of  the  sea  on  the  other.  Few  American  cities  have  any- 
thing so  fine.  While  this  Report  is  not  directly  concerned 
with  street  changes,  mention,  perhaps,  should  also  be 
made  of  the  desirability  of  extending  Washington  Street 
from  Reed  to  Coit,  thus  affording  a  better  connection 
from  the  Pequot  Avenue  section  to  the  heart  of  the  city. 

All  of  the  grounds  referred  to  above  have  been  indicated 
on  the  accompanying  general  map.  No  lengthy  descrip- 
tions of  location,  etc.,  therefore,  are  necessary.  On 
account  of  the  lack  of  a  more  satisfactory  survey,  one 
giving  the  topography  at  a  suitable  scale,  and  of  property 
values,  it  is  possible  to  show  only  approximate  boun- 
daries for  the  proposed  playgrounds,  parks,  and  other 
open  spaces  recommended.  The  General  Plan  is  based 
upon  an  enlargement  of  a  survey  by  the  United  States 
Government.  However,  I  believe  that  the  boundaries 
are  indicated  with  sufficient  accuracy  for  present  pur- 
poses. The  need  now  is  to  obtain  action  only  on  the 
general  features  which  the  plan  presents.  Later  on, 
when  the  approval  of  the  Park  Board  is  obtained,  it  will 
be  necessary  to  take  up  definite  planning  in  greater  detail. 

In  conclusion,  may  I  call  attention  again  to  the  oppor- 


PARK  AND  PLAYGROUND   SYSTEM 

tunity  of  the  school  authorities  to  develop  and  improve 
the  various  school  properties,  adding  thereto  and  equip- 
ping a  suitable  Athletic  Field,  as  suggested  under  para- 
graph 22.  The  program  mapped  out  for  the  Park 
Board  is  naturally  much  larger.  Action  would  appear 
to  be  called  for  first  in  connection  with  the  proposed 
extensions  of  Riverside  Park  and  Ocean  Beach  and 
the  acquisition  of  Shaw  and  Winthrop  Coves,  the  so- 
called  Harbor  School  Park  in  front  of  the  Lawrence  Hos- 
pital, and  the  wild  tract  referred  to  on  the  plan  as  the 
Large  Natural  Park  Reservation.  When  the  general 
recommendations  for  these  properties  are  approved,  more 
detailed  plans  should  be  made  for  the  takings,  the  land 
should  be  acquired,  and  then  design,  construction,  and 
planting  plans  should  be  prepared  by  the  landscape 
architect  for  the  improvement  of  each  park. 

It  will  take  years  to  execute  the  park  and  playground 
system  as  outlined  for  New  London.  That,  I  believe,  is 
clearly  understood  by  the  Municipal  Art  Society  and 
the  Park  Board.  One  advantage  of  the  General  Plan, 
however,  is  that  it  shows  the  relation  of  each  part  to 
the  whole  and  enables  the  members  of  the  Park  Board 
and  the  city  authorities  to  keep  the  final  system  con- 
stantly in  mind.  It  will  help  the  city  to  avoid  mis- 
takes and  make  many  economies  possible. 

There  is  a  new  spirit  in  New  London.  It  has  already 
expressed  itself  in  a  phenomenal  improvement  of  roads 
and  sidewalks,  in  the  founding  at  New  London  of  the 
Connecticut  College  for  Women,  and  in  the  plans  now 
under  way  for  large  commercial  and  business  development 
of  the  city.  To  these  great  enterprises  there  will  be 
added,  unless  all  signs  fail,  a  park  and  playground  system 
which  promises  to  be  as  good  as  that  of  any  other  city 
in  the  class  of  New  London. 

[27] 


SOME  EXAMPLES  OF  THE   INFLUENCE  OF  PUBLIC 
PARKS  IN  INCREASING  CITY  LAND  VALUES 

One  of  the  arguments  for  public  parks,  which  has  influenced  real 
estate  owners  and  tax-payers  generally,  is  the  direct  effect  of  park 
acquisitions  upon  the  value  of  city  property  and  their  indirect  in- 
fluence upon  the  city's  income  from  the  taxation  of  land.  Some 
examples  of  results  are  given  below. 

Madison,  Wis.  (1) 

While  the  members  of  the  committee  are  unable  by  any 
mathematical  modes  of  calculation  to  reach  definite  figures 
representing  the  weight  or  effect  of  the  influences  produced 
by  the  establishment  of  parks,  drives,  etc.,  the  general  con- 
siderations partly  indicated  in  the  foregoing  statements  have 
caused  us  to  conclude,  and  we  accordingly  report,  that,  in  our 
judgment,  from  ten  to  fifteen  per  cent,  of  the  increase  in  the 
value  of  taxable  property  in  the  city  of  Madison  during  the 
period  mentioned  is  attributable  to  the  establishment  of  parks, 
drives,  playgrounds,  and  open  places  in  and  about  the  city  of 
Madison,  by  and  through  the  activities  of  the  city,  its  citizens, 
and  the  Park  and  Pleasure  Drive  Association. 

(From  Report  of  Citizens'  Committee  appointed  to  in- 
vestigate and  report  upon  the  amount  of  increase  in  the 
assessed  value  of  property  due  to  parks,  1909.) 

Madison  (2) 

On  the  basis  of  the  very  conservative  report  of  the  Citizens' 
Committee,  the  parks,  instead  of  being  a  burden  upon  the  tax- 
payers of  the  city,  are  meeting  all  the  expenses  of  their  main- 
tenance and  all  interest  charges  on  the  investment,  and  in 
addition  are  paying  into  the  city  treasury  at  least  $10,000  to  be" 
expended  by  the  city  for  other  municipal  purposes.  It  would 
seem  as  though  such  facts  as  these  should  put  a  stop  to  any 
criticism  that  the  park  work  is  placing  an  undue  burden  upon 
the  community,  or  indeed  any  burden  at  all. 

If  the  comparison  be  confined  to  real  estate  values  alone, 
the  result  is  as  follows: — 

[281 


PARK  AND  PLAYGROUND   SYSTEM 

True  value  of  real  estate  in  1900 $17,930,370 

True  value  of  real  estate  in  1908 34,314,259 

Increase  during  the  period  of .     $16,383,889 

Or  an  average  annual  increase  of $2,047,986 

Of  this  amount,  12%%  is  due  to  park  work,  or    ....  255,998 

That  is,  during  this  period  there  has  been  added  each 
year  to  the  wealth  of  the  real  estate  by  virtue  of  the 
park  work  the  sum  of '  255,998 

The  above  comparisons  are  based  on  the  true  or  actual 
values  of  property  within  the  city.  Taking  the  assessed  values, 
the  results  shown  by  this  report  are  equally  interesting.  Con- 
fining the  comparisons  to  real  estate,  it  is  seen  that  the  as- 
sessed value  in  1901  was  $15,201,182,  which  rose  in  1908  to 
$21,738,975,  making  an  average  annual  increase  for  the  seven 
years  covering  this  period,  in  the  assessed  value  of  the  real 
estate  of  the  city,  of  $933,970.  On  the  basis  that  12j/£  per 
cent,  of  this  increase  is  due  to  the  park  work,  there  has  been 
added  each  year  during  this  period  to  the  assessed  value  of 
the  real  estate  by  reason  of  the  park  work  $116,746.25. 

Another  interesting  fact  brought  out  by  this  report  is  that 
the  average  annual  increase  in  the  assessed  value  of  real  estate 
in  the  city  from'  1893  to  1900  was  only  $314,772,  while  the 
average  annual  increase  from  1901  to  1908  is  $933,970.  It 
may  be  said  that  this  comparison  is  unfair  because,  in  1901, 
the  first  attempt  was  made  to  assess  real  estate  at  figures  more 
nearly  approaching  its  true  value.  But  this  objection  is  met 
by  the  fact  that  in  the  comparison  for  the  later  period  the  in- 
creased assessment  of  $15,201,182  (which  includes  the  new 
tenth  ward)  is  taken  as  the  starting  point,  and  the  assessments 
made  for  the  first  period,  1893  to  1900,  are  all  doubled.  Hence, 
the  figures  demonstrate  that  since  1901  the  average  annual 
increase  in  the  assessed  value  of  real  estate  has  been  substan- 
tially three  times  the  average  annual  increase  for  the  period 
from  1893  to  1900. 

Now,  it  is  an  interesting  fact  that  the  park  work  within  the 
city  started  in  the  spring  of  1899,  by  the  securing  of  what  now 
constitutes  a  part  of  Tenney  Park.  It  was  two  years,  however, 
before  this  land  was  filled  ready  for  planting.  Then  followed 
the  Yahara  River  Improvement  in  1903,  and  the  Henry  Vilas 
Park  and  Brittingham  Park  Improvements  in  1905,  and  the 
work  on  these  different  improvements  has  not  yet  been  com- 
pleted, although  pushed  as  rapidly  as  possible.  The  point  here 

[291 


PARKS  INCREASE  LAND  VALUES 

made  is  that  the  very  rapid  increase  in  the  values  of  real  estate  is 
coincident  with  the  period  of  park  development;  and  the  most 
marked  increase  has  been  in  the  districts  where  the  parks  are  lo- 
cated. As  well  stated  in  the  report:  "The  committee  has 
been  unable  to  obtain  data  affording  accurate  or  definite  in- 
dications of  the  actual  increase  in  realty  values  in  the  terri- 
tory adjacent  to  the  parks  and  other  improvements  referred  to; 
but  there  is  abundant  general  information  indicating  that 
actual  values  have  increased  very  rapidly  in  such  districts  after 
the  establishment  of  the  parks  or  other  improvements,  begin- 
ning as  soon  as  the  plan  for  making  the  improvement  has  be- 
come known  to  the  public.  Rarely  has  such  increase  been  less 
than  100  per  cent,  within  three  or  four  years  from  its  beginning, 
where  the  improvement  is  of  any  considerable  importance,  and 
in  some  cases  the  gain  has  been  several  hundred  per  cent." 

(Report  of  the  Directors  of  the  Madison  Park  and  Pleasure 
Drive  Association,  1909.) 


Boston 

In  1849  a  Land  Commission  was  appointed  to  deal  with  the 
subject  of  creating  new  land  out  of  the  Back  Bay  mud  flats, 
Boston.  Comprehensive  plans  were  reported  in  1852,  but  the 
work  of  filling  the  land  was  not  begun  until  1857.  The  Com- 
monwealth had  the  right  to  the  flats  below  the  line  of  riparian 
ownership.  The  plan  of  the  Back  Bay  Improvement  was  the 
work  of  the  late  Arthur  Gilman,  an  eminent  architect. 

In  1857  the  Commonwealth  owned  on  the  Back  Bay  4,723,998 
feet,  and  the  net  profits  on  the  sale  of  this  land  up  to  1882  were 
$3,068,636.28,  with  102,593  feet  remaining  unsold,  valued  at 
not  less  than  $250,000.  The  net  profit  of  the  Land  Company 
amounted  to  over  $2,000,000. 

The  Back  Bay  to-day  is  characterized  by  broad,  handsome 
streets  and  the  magnificence  of  architecture  both  in  its  public 
buildings  and  private  dwellings.  Commonwealth  Avenue, 
the  principal  street,  is  200  feet  wide  with  broad  green  mall  in 
the  centre,  and  the  distance  from  house  to  house  across  the 
street  is  240  feet.  The  Back  Bay  is  one  of  the  most  valuable 
parts  of  the  city,  the  real  estate  assessment  being  now  about 
$100,000,000. 

One  mistake  was  the  short-sighted  policy  which  permitted 
the  building  over  of  the  territory  between  Beacon  Street  and 
the  Charles  River,  as  that  street  might  have  been  placed  on  the 
line  of  a  beautiful  embankment.  Three  times  a  proposition 

[30] 


PARK  AND  PLAYGROUND   SYSTEM 

was  made  to  give  to  the  city  500,000  feet  of  land  between 
Beacon  Street  and  the  river  on  condition  that  it  fill  the  land, 
never  allow  it  to  be  built  on,  and  add  the  territory  to  the  Public 
Garden,  which  itself  had  been  secured  by  filling.  Unfortu- 
nately, the  value  of  the  river  front  for  park  and  other  purposes 
was  not  appreciated  at  that  time,  and  the  proposition  was 
repeatedly  rejected. 

In  the  case  of  "The  Fens"  in  Boston,  the  park  cost  about 
$4,300  an  acre.  The  land  surrounding  this  park,  though  much 
of  it  is  still  vacant,  is  worth  now  on  an  average  of  $86,000  an 
acre. 

Cambridge,  Mass. 

The  increase  in  real  estate  values  in  the  immediate  neighbor- 
hood of  Cambridge  Field  is  a  matter  of  interest.  When  this 
Board,  in  1893,  recommended  that  this  field  be  taken  for  park 
purposes,  one  of  the  reasons  advanced  was  that  in  future  years 
this  enterprise  would  be  justified  by  the  enhanced  value  of  the 
remaining  property.  At  the  time  this  recommendation  was 
made,  there  was  little  or  no  movement  in  real  estate  values  in 
this  neighborhood.  The  field  was  taken,  and  within  certain 
limits  it  is  fair  to  claim  that  the  increased  values  since  then 
have  been  due  to  park  influences.  To  ascertain  what  this 
increase  has  been  and  will  be  each  year,  a  certain  territory  has 
been  marked  out  and  the  assessors'  valuations  taken.  In 
marking  out  this  territory,  a  very  conservative  claim  has  been 
made,  and  it  is  believed  that  within  these  lines  it  will  be  gen- 
erally agreed  that  the  increased  values  of  the  last  three  years 
may  justly  be  said  to  be  due  to  park  influences. 

The  territory  so  considered  is  shown  upon  the  accompany- 
ing plan,  and  is  bounded  as  follows:  Beginning  at  the  railroad 
crossing,  the  front  lots  on  the  northerly  side  of  Cambridge 
Street  are  included  to  Willow  Street.  The  distillery  property 
is  not  included.  At  Willow  Street  the  line  crosses  to  the 
southerly  side  of  Cambridge  Street,  and  continues  to  Winsor 
Street,  thence  along  the  easterly  side  of  Winsor  Street  to  Hamp- 
shire Street  to  Bristol  Street,  thence  along  the  northerly  and 
northeasterly  side  of  Bristol  Street,  across  Portland  Street 
nearly  to  the  ward  boundary  line,  and  then  including  the  front 
lots  on  Portland  Street  (which  extend  nearly  to  the  ward 
boundary  from  Portland  Street),  to  Cambridge  Street  at  the 
point  of  beginning. 

Within   these  limits   the  area  of  taxable  land  in  1893  was 

[311 


PARKS  INCREASE  LAND  VALUES 

1,847,161  square  feet.  In  1896  the  assessors  taxed  but  1,353,649 
square  feet,  the  remaining  493,512  square  feet  having  been 
taken  from  the  taxable  lists  for  the  park  and  new  streets. 
With  the  park  uncompleted  on  the  first  day  of  May,  1896,  it 
would  probably  have  met  the  expectations  of  the  most  confi- 
dent, if  it  could  have  been  shown  that  at  that  early  date  in 
park  development  the  city  treasury  had  suffered  no  loss  in 
the  total  amount  of  taxes  collected  from  the  realty  in  the  terri- 
tory under  consideration.  The  result,  however,  is  much  better, 
for  this  territory  in  1896  showed  a  valuation  of  $156,200  more 
than  it  did  in  1893,  as  follows: 

Square  Feet  Value  of  Value  of  Total 

Taxed  Land  Buildings  Value 

1896 1,353,649        $442,000        $650,300     $1,092,300 

1893 1,847,161          403,100          533,000          936,100 

$38,900        $117,300        $156,200 

In  other  words,  this  territory,  at  the  end  of  three  years,  after 
being  reduced  26  per  cent,  in  taxable  area,  on  a  tax  rate  of 
$15.10  on  $1,000,  showed  an  increased  yearly  earning  for  the 
city  treasury  of  $2,358.62. 

This  creation  of  $156,200,  due  to  park  influences,  was,  on 
the  first  day  of  May,  more  than  the  park  had  then  cost.  The 
total  cost  of  Cambridge  Field  to  December  ly  1896,  is  $194,733. 
But  since  the  assessors'  valuations  on  May  1,  there  has  been 
an  increase  in  this  territory  in  new  buildings  to  an  approximate 
amount  of  $100,000,  which  will  appear  in  next  year's  valua- 
tions. Cambridge  Field  has  cost,  to  the  present  time,  includ- 
ing all  expenses  of  land,  filling,  surfacing,  building  the  Shelter, 
etc.,  35  cents  per  square  foot.  There  is  no  land  fronting  on 
any  of  the  four  sides  of  Cambridge  Field  which  can  now  be 
bought  for  less  than  35  cents. 

It  is  proposed  to  make  in  the  annual  report  each  year  in 
the  future  a  statement  of  the  changes  in  values  in  this  terri- 
tory.* On  a  cost  of  $194,733  for  the  completed  park,  the  annual 
expense  to  the  municipal  treasury  (estimating  6  per  cent,  for 
interest  and  sinking  fund  requirements)  will  be  $11,683.98. 
It  is  believed  that  within  a  very  few  years  the  amount  which 
this  territory  will  pay  into  the  city  treasury  in  taxes  in  excess 
of  the  amount  paid  in  1893  will  more  than  balance  the  annual 
cost  of  the  park,  although  this  means  that  every  dollar  invested 
in  the  park  must  create  nearly  four  dollars  outside. 

(Report  of  Cambridge  Park  Department,  1896.) 

*In  1897  the  value  of  land  increased  to  $475,400;  buildings,  to  $1,051,800; 
total  value,  $1,527,200,  a  gain  over  1896  of  $435,200. 

[32] 


PARK  AND   PLAYGROUND   SYSTEM 

Hartford,  Conn.  (1) 

Parks  also  contribute  materially  to  a  city's  property  values, 
and  prevent  real  estate  in  their  neighborhood  from  deteriorat- 
ing. No  exact  statement  of  this  return  can  be  made  in  figures, 
but  a  careful  examination  shows  that  the  parks  constructed 
during  the  last  ten  (10)  years  have  increased  the  Grand  List 
by  a  sum  equal  to  that  expended  by  the  city  in  their  purchase 
and  development  and  have  gone  far  toward  making  up  that 
which  has  been  taken  from  the  Tax  List.  This  increase  will 
continue  for  years.  The  estimate  which  real  estate  dealers 
have  made  of  the  value  of  the  city's  Park  System,  as  an  asset, 
exclusive  of  Keney  Park,  is  about  two  and  one-half  millions  of 
dollars.  That  of  the  four  (4)  large  parks  constructed  during 
the  past  ten  (10)  years,  Riverside,  Goodwin,  Pope,  and  Eliza- 
beth, aggregated  $800,000.  In  securing  these,  the  city  issued 
bonds  to  the  amount  of  $300,000,  which  represents  the  cost 
to  the  city,  and  about  $230,000  worth  of  property  has  been 
received  by  gift.  The  true  value  of  a  park  system  in  municipal 
development  cannot  be  computed,  however,  except  after  the 
lapse  of  a  longer  period  of  time,  as  the  history  of  Bushnell  Park 
shows.  Such  connecting  parkways  as  have  been  projected 
would  add  vastly  to  the  park  system,  and  the  more  practical 
objects  of  its  usefulness  can  only  be  secured  by  the  layout  of 
small  areas  easily  accessible  for  playgrounds  in  the  densely 
populated  sections  of  the  city. 

(Hartford  Park  Commission.) 

Hartford  (2) 

Keney  Park  has  been  entirely  constructed  and  maintained 
from  funds  of  the  estate  of  Henry  Keney  under  the  direction 
of  the  Keney  Park  Trustees.  It  consists  of  over  six  hundred 
acres,  and  is  developed  as  a  country  park.  At  the  time  the 
lands  were  purchased,  sixteen  years  ago,  their  value  was  from 
$25  to  $400  per  acre.  The  abutting  property  was  of  a  some- 
what higher  value,  as  much  of  Keney  Park  was  interior  land. 
If  the  influence  of  Keney  Park  is  considered  to  exist  only  one 
thousand  feet  from  its  borders,  then  the  value  of  the  lands  abut- 
ting it  is  probably  four  times  the  value  they  were  sixteen  years 
ago,  and  with  the  buildings  erected  has  at  a  low  value  probably 
four  million  dollars'  increase. 

The  maintenance  of  Keney  Park,  when  turned  over  to  the 
city,  is  supposed  to  be  about  $12,000  (under  present  prices) 
per  year,  and  if  my  estimate  is  correct,  that  there  should  be 


PARKS  INCREASE  LAND  VALUES 

),000  increase  of  value  to  each  $1,000  cost  in  maintenance, 
then  the  increased  valuation  on  account  of  Keney  Park  should 
be  $600,000,  but  the  increased  valuation  as  estimated  by  me 
is  four  million  dollars,  and  the  lands  about  Keney  Park  are  not 
more  than  twenty  per  cent,  developed,  so  that  it  is  easily  seen, 
under  those  conditions,  that  Keney  Park  will  bring  into  the 
city  treasury  much  more  money  than  it  has  taken  out,  and 
that  it  has  already  brought  into  the  treasury  during  the  six- 
teen years  of  its  construction  a  large  sum  of  money  from  in- 
creased taxes,  and  has  not  as  yet  taken  one  dollar  from  it. 

For  several  years  I  have  given  this  subject  considerable 
thought  and  study,  and  my  conclusion  is  that  when  parks  are 
properly  located  as  to  the  city's  area  and  population,  and  are  so 
constructed  and  maintained  as  to  meet  the  needs  of  the  people 
they  are  to  serve,  also  made  beautiful,  attractive,  and  suitable 
for  the  work  they  are  to  do,  they  will  bring  more  money  into  the 
city  treasury  than  they  take  out,  the  amount  depending  upon 
how  well  they  are  balanced  with  the  needs  of  the  people. 

(G.  A.  Parker,  Park  Superintendent,  Hartford.) 


New  York  City 

The  amount  collected  [in  taxes]  in  twenty-five  years  on  the 
property  of  the  three  wards  [the  wards  contiguous  to  Central 
Park],  over  and  above  the  ordinary  increase  in  the  tax  value  of 
the  real  estate  in  the  rest  of  the  city,  was  $65,000,000,  or  about 
$21,000,000  more  than  the  aggregate  expense  attending  and 
following  the  establishment  of  the  park  up  to  the  present  year. 
Regarding  the  whole  transaction  in  the  light  of  a  real  estate 
speculation  alone,  the  city  has  $21,000,000  in  cash  over  and 
above  the  outlay,  and  acquired  in  addition  thereto  land  valued 
at  $200,000,000. 

(Report  New  York  Park  Association,  1892.) 


Harrisburg,  Pa. 

It  can  hardly  be  surprising  that  the  whole  face  of  the  city  of 
Harrisburg  has  been  changed  by  this  movement  for  improve- 
ment. When  the  cost  of  it  is  inquired  into,  a  marvel  appears; 
for  while  the  most  favorable  construction  placed  upon  the  cost 
proposed,  in  1906,  an  increase  in  the  city  taxes  of  two  mills,  the 
effect  of  the  improvement  feeling  in  increasing  enterprise,  the 
further  effect  of  a  better  adjusted  valuation,  and  the  city's 

[34] 


PARK  AND  PLAYGROUND   SYSTEM 

advances  along  all  lines  enabled  the  city  authorities  to  keep 
house  properly  with  an  increase  of  but  one-half  mill  in  the  tax 
rate  for  1906.  That  is,  the  increased  cost  has  been  barely 
one-fourth  that  proposed  under  the  most  favorable  conditions 
at  the  time  the  movement  was  projected.  For  1907,  the  tax 
rate  has  been  fixed  at  a  rate  one-half  mill  less  than  the  1902 
promise. 

In  1906  the  Harrisburg  Park  Commission  purchased  of  Mr. 
E.  B.  Mitchell  certain  lands  to  extend  its  Reservoir  Park  in 
Harrisburg.  The  whole  tract,  including,  I  think,  some  twelve 
or  thirteen  acres,  was  offered  to  the  city  at  $1,000  an  acre. 
Only  a  portion  of  the  offer  was  accepted,  and  the  owner,  Mr. 
Mitchell,  was  very  much  provoked  at  the  declination  to  buy 
all  of  his  land  at  $1,000  an  acre.  A  little  more  than  two  years 
later — the  park  in  the  mean  time  having  been  extended  and 
opened — I  had  a  desire  to  live  close  to  one  of  its  entrances,  and 
in  that  portion  of  the  Mitchell  tract  which  was  not  accepted 
from  him  when  offered  at  $1,000  an  acre.  I  went  to  Mr. 
Mitchell,  and  asked  his  price  on  an  acre  or  a  half-acre.  He 
declined  to  talk  with  me  at  all  on  the  acre  basis,  and  finally 
and  rather  grudgingly  offered  to  sell  me  a  half-acre  at  $6,250. 
I  declined  to  buy,  but  he  eventually  sold  not  only  that  tract, 
but  all  the  rest  of  it,  at  a  rate  equal  to  or  exceeding  the  price 
asked  me. 

This  is  one  instance.  Another  is  close  by.  The  same  park 
has  so  changed  valuations  in  its  vicinity  that  the  price  estab- 
lished some  six  or  seven  years  ago  of  $400  an  acre  for  land  a 
little  farther  away  from  the  park  has  changed  to  between  $2,500 
and  $4,000  an  acre  for  the  same  and  neighboring  land. 

While  I  do  not  have  on  the  instant  other  items,  I  can  say  to 
you  that  a  rather  extended  and  close  observation  of  these 
matters,  proceeding  over  some  ten  years,  has  convinced  me 
that  in  no  case  have  adequate  park  extensions  failed  to  largely 
increase  real  estate  values  in  the  vicinity. 

(J.  Horace  McFarland,  Park  Commissioner.) 

Brookline,  Mass. 

Recurring  now  to  an  illustration  of  municipal  development 

on  broad  lines  as  a  remunerative  investment  for  the  town,  the 

Beacon  Parkway  will  be  cited.     Beacon  Street  from  opposite 

*  the  State  House  in  Boston  extends  in  a  westerly  direction  about 

ten  miles  to  Newton  Lower  Falls.     About  two  and  one-half 

[351 


PARKS  INCREASE  LAND  VALUES 

miles  from  the  State  House  it  enters  Brookline,  and  is  about 
twelve  thousand  feet  or  a  little  more  than  two  miles  long  in 
Brookline,  as  far  as  the  Brighton  line.  Beacon  Street  was 
originally  laid  out  through  Brookline  fifty  feet  in  width  and  in 
two  sections, — the  western  half,  west  of  Washington  Street, 
in  1850,  the  eastern  half,  east  of  Washington  Street,  in  1851. 
The  original  laying  out  of  Beacon  Street  appears  to  have  been 
harder  to  secure  than  its  conversion  into  a  parkway  in  1886-87. 
The  promoters  of  this  latter  project  were  promptly  supported 
by  the  selectmen  and  citizens.  The  benefit  to  accrue  to  the 
town  was  instantly  seen;  what  the  promoters  might  gain  was 
problematical.  But  the  fitness  of  co-operation  between  public 
and  private  interests  here  received  strong  confirmation.  One 
helped  the  other;  each  was  dependent  upon  the  other;  the 
result  was  profitable  to  both.  Beacon  Street  was  widened  into  a 
parkway  from  160  to  180  feet  in  width,  with  a  reservation 
for  street-car  service  near  the  centre,  the  entire  cost  being 
$615,000,  of  which  the  town  paid  $465,000.  This  was  done, 
regardless  of  what  the  city  of  Boston  might  do  at  either  end. 
The  town  would  and  did  compel  the  city  to  follow  its  lead.  In 
six  years  the  increase  in  assessed  values  of  land  and  buildings 
on  each  side  of  the  Beacon  Parkway  throughout  its  entire 
length  in  Brookline,  for  an  approximate  distance  of  only  500 
feet  from  the  side  line  on  both  sides  of  the  street,  is  $4,330,400, 
with  no  allowance  for  any  increase  in  personal  estate  incident 
thereto.  At  $11.80  on  $1,000,  the  tax  rate  of  1892,  Brookline 
received  last  year  about  $51,000  in  the  taxes  on  these  two  strips 
of  land  500  feet  wide  only,  and  the  annual  revenue  is  increasing 
each  year.  The  Beacon  Parkway  is  therefore  paying  for 
itself  long  before  the  most  zealous  advocate  of  that  measure 
supposed  it  would,  and  is  a  striking  proof  that  well-considered 
plans  for  large  public  improvements  of  this  kind  are  profitable 
public  ventures. 

It  is  an  interesting  fact  that  the  average  rate  of  taxation  in 
Brookline  during  the  past  ten  years,  the  period  of  its  most 
extraordinary  growth  and  boldest  improvements,  is  less  than 
for  the  preceding  ten  years.  The  average  rate  from  188*2  to 
1892  was  $10.87  per  $1,000.  The  average  rate  from  1872  to 
1882  was  $12.01  per  $1,000.  The  town  debt  has  increased 
during  the  past  ten  years  43  J  per  cent. ;  while  the  town  valua- 
tion in  the  same  period  has  increased  113f  per  cent.  Of 
course,  with  the  town's  growth,  come  added  expenses  and 
demands  each  year.  But  Brookline  has  recognized  the  fact 
that  the  town  will  grow  whether  it  is  encouraged  so  to  do  or 

[36] 


PARK  AND   PLAYGROUND   SYSTEM 

not,  and  that,  as  between  a  large  population  ill  prepared  to 
meet  modern  municipal  wants  and  a  population  and  sur- 
roundings which  are  strong  and  attractive,  the  latter  are  pref- 
erable. To  meet  the  growing  demands  of  such  a  town,  new 
capital  must  be  brought  in  and  such  inducements  offered  as 
will  attract  and  retain  persons  having  capital.  A  higher  rate 
of  taxation  and  a  less  efficient  government  would  follow  a 
diminution  of  public  income;  hence  the  town  aims  to  draw 
within  its  limits  strong  and  active  classes. 

(Brookline:  A  Study  in  Town  Government.     Alfred  D.  Chandler.) 


Kansas  City,  Mo.  (I) 

Table  showing  typical  increase  of  property  values  due  to 
boulevard  establishment : — 

ASSESSED  LAND  VALUATIONS— NORTH  AND  SOUTH  PARK 
DISTRICTS. 

1910  North  Park  District      .......      $22,115,060 

1910  South  Park  District  .    .......          9,168,070 

$31,283,130 

1898  North  Park  District      $12,619,530 

1898  South  Park  District 6,801,470 

18,421,000 
Natural  land  gain  in  districts  of  69.82% $12,862,130 

BENTON  BOULEVARD  ASSESSED  LAND  VALUATIONS. 

ALL  IN  NORTH  AND  SOUTH  PARK  DISTRICTS,  INDEPENDENCE  AVENUE  TO  THIRTY- 
FIRST  STREET. 

1910 $372,690 

1898 :.....,'.        131,415 

Benton  Boulevard  land  gain  of  183.60%  or       $241,275 

FRONTAGE  IMPROVEMENTS. 

Cost  $229,996.44,  or  70%  of  $328,537,  being  100%  of  $131,415,  1898 
assessed  valuations. 

RECAPITULATION  . 

Benton  Boulevard  land  gain 183.60% 

Frontage  improvement  cost  on  1898  land  value  70%  .    ... 

Natural  land  gain  in  districts  69.82 139.82% 

Net  gain  due  to  boulevard  establishment 43.78% 

!> 

In  consideration  of  the  above  table;  it  will  be  noted  that  the 
combined  assessed  valuations  of  the*  land  in   the  North  and 

[371 


PARKS  INCREASE  LAND  VALUES 

South  Park  Districts  for  the  year  1898  (before  Benton  Boule- 
vard from  Independence  Avenue  to  Thirty-first  Street  was 
completed)  was  $18,421,000.  In  the  year  1910  the  combined 
assessed  land  valuation  in  the  North  and  South  Park  Districts 
was  $31,283,130,  or  a  natural  gain  of  assessed  land  valuations 
in  the  period  1898  and  1910  amounting  to  $12,862,130,  or  69.82 
per  cent. 

In  the  year  1898  (before  Benton  Boulevard  from  Indepen- 
dence Avenue  to  Thirty-first  Street  was  built)  the  land  fronting 
on  what  is  now  Benton  Boulevard  from  Independence  Avenue 
to  Thirty-first  Street  was  assessed  at  $131.415.  In  the  year 
1910  this  same  land  frontage  was  assessed  at  $372,690,  pro- 
ducing a  gain  of  $241,275  assessed  land  value,  or  183.62  per 
cent. 

In  1898  as  well  as  in  1910  all  land  was  assessed  on  the  theory 
of  40  per  cent,  of  its  marketable  value.  This  ratio  would  make 
1898  assessed  valuation,  as  recited  above,  show  a  theoretical 
marketable  value  of  $328,537  for  land  fronting  on  Benton 
Boulevard  from  Independence  Avenue  to  Thirty  -first  Street. 
All  frontage  improvements  of  Benton  Boulevard  from  Inde- 
pendence Avenue  to  Thirty-first  Street  amounted  to  $229,- 
996.44,  or  70  per  cent,  of  marketable  value  (based  as  above 


The  land  fronting  on  Benton  Boulevard  from  Independence 
Avenue  to  Thirty-first  Street  increased  in  value  in  the  period 
1898  to  1910  183.62  per  cent.  Of  this  per  cent,  of  boulevard 
land  gain  70  per  cent,  is  absorbed  for  frontage  improvements 
and  69.82  per  cent,  for  natural  gain  of  all  land  through- 
out the  North  and  South  Districts  from  1898  to  1910,  thus 
leaving  the  land  gain  of  Benton  Boulevard  frontage  43.78 
per  cent,  net  in  excess  of  the  land  in  the  North  and  South 
Park  Districts  not  fronting  on  Boulevards. 

(Report  of  Park  Commissioners  of  Kansas  City,  1910.) 

Kansas  City  (2) 

Let  us  discuss  the  question,  then,  from  a  purely  practical 
standpoint,  a  business  point  of  view,  if  you  please.  I  would 
add  to  the  park  reservations  the  boulevard  and  connecting 
parkway  plan,  affording  fine  pleasure  driveways  upon  which 
desirable  residential  frontages  may  be  obtained.  If  this  plan 
is  followed,  and  a  comprehensive  connected  system  of  parks, 
parkways,  and  boulevards  commensurate  with  the  size,  impor- 
tance, and  civic  spirit  of  your  city  be  adopted  (this  work  should 

[38] 


PARK  AND  PLAYGROUND   SYSTEM 

be  studied  and  recommended  by  a  broad-minded,  competent 
landscape  architect),  and  the  improvement  work  carried  out 
with  great  care  and  attention  to  detail,  I  undertake  to  say  that 
any  wide-awake  city  can  establish  its  park  system  without  one 
cent  of  general  indebtedness  to  the  city.  In  other  words,  the 
enhancement  in  values  of  benefited  lands  will  be  more  than 
sufficient  to  pay  all  the  cost  of  the  acquisition  and  improve- 
ment of  the  park  system.  This  will  impress  you  as  possibly 
being  a  too  optimistic  view,  yet  in  our  own  city  it  is  a  fact 
recognized  and  not  disputed,  with  reference  to  boulevards  and 
to  a  somewhat  less  degree  with  reference  to  parks  and  park- 
ways. 

That  this  general  benefit  is  greater  in  actual  enhancement 
of  values  of  property  than  the  cost  of  the  Kansas  City  park 
system  in  its  present  stage  of  development  is  freely  acknowl- 
edged, and  the  land  owners  of  that  city  have  now  invested  in 
the  park  system  over  eleven  and  one-half  millions  of  dollars 
and  are  our  stanch  supporters  for  still  more  parks  and  boule- 
vards. In  Kansas  City,  at  least,  the  effect  of  park  and  boule- 
vard improvements  has  been  the  enhancement  of  land  values 
far  in  excess  of  the  whole  cost  of  the  acquisitions  and  improve- 
ments of  their  park  system. 

(W.  H.  Dunn,  Superintendent  of  Parks,  Kansas  City,  1912.) 


INFLUENCE  OF  PARKS  AND  PLAYGROUNDS  ON  SUBURBAN  DE- 
VELOPMENT AND  LAND  VALUES  FROM  THE  POINT  OF 
VIEW  OF  A  REAL  ESTATE  OPERATOR  (WILLIAM  E.  HAR- 
MON,* OF  WOOD,  HARMON  &  Co.,  REAL  ESTATE  AGENTS 
AND  OPERATORS). 

At  one  time,  a  few  years  since,  my  associates  and  I  were 
seriously  engaged  in  a  consideration  of  the  "ideal  charity"; 
in  other  words,  attempting  to  find  a  form  of  charitable  or 
public  service,  in  which  a  given  sum  of  money  could  be  utilized 
with  the  least  possible  waste,  the  greatest  possible  good,  and 
which  would  leave  a  perpetual  monument  to  the  giver.  We 
took  up  the  various  forms  of  philanthropic  activity, — educa- 
tional, religious,  care  of  children,  care  of  the  aged,  and  all 
others  we  could  think  of, — and  finally,  somewhat  to  our  sur- 
prise, arrived  at  the  conclusion  that  vacant  land  was  the  only 

k  *See  "Lebanon  Trust:  An  Experiment  in  Small  Parks  for  Small  Cities," 
in  The  Survey  for  March  1,  1913,  as  an  additional  illustration  of  the  soundness 
of  Mr.  Harmon's  point  of  view. 

[391 


PARKS   INCREASE   LAND   VALUES 

gift  free  from  the  risk  of  the  decay  which  assails  material  con- 
struction and  of  the  mismanagement  which  menaces  capital 
dedicated  to  charitable  endeavor.  This  conception  regarding 
vacant  land  shaped  itself  into  the  form  of  dedicated  playgrounds 
or  parks,  close  to  big  cities,  which  could  forever  be  the  recrea- 
tion place  for  the  neighboring  population.  We  began  to  realize 
we  were  cutting  up  lands  upon  which  people  would  dwell  for 
all  ages  to  come;  we  were  changing  wholesale  acres  into  a 
form  from  which  they  could  be  changed  again  only  at  great 
cost.  At  this  point  it  would  be  the  simplest  thing  in  the 
world  to  set  aside,  if  we  were  so  charitably-minded,  some  of 
this  land  and  leave  it  as  a  perpetual  open  space  for  generations 
to  play  upon.  At  that  time  no  other  aspect  of  the  case  sug- 
gested itself  to  us.  It  did  not  seem  possible  that  such  an 
immediate  sacrifice  to  our  future  expectations  would  work 
any  important  benefit  to  our  treasury  balance;  in  other  words, 
that  it  was  not  a  business  proposition,  although  it  did  look  like 
the  most  justifiable  sentimentalism.  In  this  we  were  mistaken. 
There  were  infinite  business  possibilities  in  such  an  act  of  gen- 
erosity, and  could  we  have  seen  ahead,  as  we  can  now  look  back, 
we  would  immediately  have  begun  the  segregation  of  lands  for  park 
purposes  in  all  our  subdivisions,  and  would  not  only  have  served 
the  community  better,  but  would  have  received  a  return  in  dollars 
and  cents  sufficient  to  amply  repay  for  every  foot  of  ground  so 
utilized.  From  a  lack  of  courage  we  began  reluctantly  and 
niggardly  to  carry  out  this  policy;  therefore,  our  education  has 
been  slow,  but  we  are  at  last  convinced  that  upon  every  con- 
sideration of  public  and  private  policy  intelligent  land  segre- 
gation pays  the  cost. 

Where  these  grounds  are  properly  distributed  and  intelli- 
gently laid  out,  in  almost  every  instance,  it  will  be  found  that 
the  land  surrounding  such  spots  can  be  marketed  at  a  price 
sufficiently  high  to  entirely  offset  the  cost  of  the  contribu- 
tion, which  is  the  final  test  of  the  value  of  your  enterprising 
beneficence. 

Having  watched  the  gradual  growth  of  scattered  suburbs 
into  densely  populated  city  blocks,  one  cannot  but  wonder  at 
the  short-sighted  policy  of  the  average  municipal  engineering, 
department.  There  is  no  intelligible  reason  why  there  is  not 
incorporated  into  the  official  city  map  of  every  city  a  certain 
percentage  of  the  area  to  be  set  aside  for  small  parks  and  play- 
grounds, as  a  matter  of  public  well-being,  exactly  as  streets 
and  alleys  are  so  treated.  If  5  per  cent,  of  the  area  of  the 
undeveloped  land  contiguous  to  large  cities  were  properly 

[40] 


PARK  AND   PLAYGROUND   SYSTEM 

distributed  in  small  park  appropriations,  one  problem  of  con- 
gestion would  be  solved  without  any  injustice  to  any  one. 

In  many  cities  in  this  country  the  Engineering  Departments 
plot  the  whole  area  of  the  suburban  sections  in  anticipation  of 
future  development,  showing  sewer  and  street  elevations, 
street  widths,  etc.  Park  appropriations  could  be  made  a  part 
of  this  planning,  and  would  be  accepted  by  developers  without 
question.  If  short-sighted,  they  would  not  realize  the  value 
of  such  spaces  in  the  sale  of  their  land,  but  they  could  set  their 
prices  so  as  to  treat  these  parks  the  same  as  they  consider  the 
areas  set  aside  for  street  purposes.  In  this  way,  cities  could 
get  all  the  park  lands  necessary  without  any  cost  whatever. 
This  plan  would  apply  only  where  the  operator  undertook  the 
opening  up  and  construction  of  streets  on  his  own  account.  In 
case  streets  are  opened  and  improved  by  the  city,  and  lands 
contained  therein  condemned  for  street  purposes,  these  parks 
could  be  included  in  the  same  condemnation  proceedings,  and 
the  cost  therefor  assessed  on  the  abutting  property;  so,  that  the 
city  would  be  in  exactly  the  same  position  with  regard  to  the 
acquisition  of  parks  as  it  now  is  with  regard  to  the  acquisition 
of  streets. 


41 


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